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TOWN OF BASSENDEAN
LOCAL PLANNING STRATEGY
June 2008
(Updated February 2015)
Endorsed By The Western Australian Planning Commission
9 December 2014
disclaimer
This is a copy of the local planning strategy at the date of endorsement produced from an electronic version of
the strategy held by the Department of Planning. Whilst all care has been taken to accurately portray the
current strategy provisions, no responsibility shall be taken for any omissions or errors in this documentation.
Consultation with the respective local government authority should be made to view a current legal version of
the strategy.
Please advise the Department of Planning of any errors or omissions in this document.
TOWN of BASSENDEAN
LOCAL PLANNING
STRATEGY
June 2008
(Updated February 2015)
Prepared by
Harley Dykstra
This report has been prepared in accordance with the scope of services described in the contract or
agreement between Dykstra Planning and the Client.
The report relies upon data, surveys,
measurements and results taken at or under the particular times and conditions specified herein. Any
findings, conclusions or recommendations only apply to the aforementioned circumstances and no
greater reliance should be assumed or drawn by the Client. Furthermore, the report has been prepared
solely for use by the Client and Dykstra Planning accepts no responsibility for its use by other parties.
EXECUTIVE SUMMARY
1.
The Town of Bassendean Corporate Plan promotes careful planning involving
simultaneous consideration of environmental, social and economic impacts, and
balancing these three to create a sustainable future.
2.
The purpose of this Local Planning Strategy is to enable Council and the community to
set out the vision for the Town of Bassendean for the next 15 – 20 years, with particular
emphasis on the areas of population and housing, industry and commercial.
3.
The Town of Bassendean Local Planning Strategy includes a summary and update of
information already researched and presented through Local Planning Scheme No. 10.
The Local Planning Strategy was initially prepared and adopted simultaneously with
the preparation and adoption of Local Planning Scheme No.10 in 2008, and indeed
provided the strategic context and focus for the Local Scheme.
4.
Early in 2011 the Town of Bassendean resolved that it would undertake a partial review
of its Local Planning Strategy, with a focus on reviewing the residential densities and
the extent of Town Centre Zoning under the Scheme. The 2011 update of the Local
Planning Strategy acknowledges the vision of the Western Australian Planning
Commission as detailed under Directions 2031, and provides the strategic focus and
rationale to drive future changes to the Local Planning Scheme.
5.
The Town of Bassendean comprises a middle metropolitan suburb positioned adjacent
to both the eastern railway line and the Swan River, only 10 kms north east of the Perth
Central Area. Whilst primarily a low density residential area, Bassendean boasts
numerous local, commercial and public facilities, and accommodates a significant
industrial area servicing district and regional needs. Almost the entire municipality is
serviced with all the regular infrastructure, although some localised residential street
blocks remain unsewered. Road and rail networks in the area are excellent, with the
Fremantle to Midland railway passing centrally through the municipality, and Guildford
Road and Morley Drive linking Bassendean to the nearby Tonkin Highway.
6.
Population growth shows a declining trend before 2001, followed by an 8% increase
over the subsequent decade. Population is also aging, well above national and state
trends, highlighting a limited ability to attract young families to the area. Other
significant population trends include declining occupancy rates, increasing sole
occupancy homes and a high proportion of single parent households. In response to
these trends, and in recognition of the role of Bassendean as a middle metropolitan
area, the Local Planning Strategy provides population objectives that seek to:
•
•
•
7.
Maintain existing residents within the Bassendean community;
Attract young families to reside in Bassendean; and
Facilitate gradual population growth that assists the Perth Metropolitan Region
in accommodating the level of growth anticipated under Directions 2031.
The population objectives are promoted through specific strategies namely:
•
•
Accommodate more housing and population;
Focus on infill development;
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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EXECUTIVE SUMMARY
•
•
•
8.
Consistent with the key theme of Directions 2031, the vision for Bassendean when
considering the future of its residential areas is to achieve:
•
•
•
•
•
9.
Targeted approach to increased density;
Focus on transport routes; and
Consolidate Activity Centres.
A liveable town that is safe, comfortable, and enjoyable;
A prosperous town that builds on its current prosperity;
An accessible town where all people meet their needs reasonably close to home;
Sustainable growth within the constraints of the environment; and
Responsible and efficient management of urban growth and infrastructure.
The Local Planning Strategy (Summary Map at Figure 1) incorporates a population and
housing strategy, and broadly the direction of the Strategy for the various housing
precincts is summarised as follows:
•
T.O.D Housing Precinct generally includes all residential land within an 800m
walking distance of the three (3) railways stations. The area within 400m is
considered suitable for high density housing, where inefficient densities are to
be avoided and hence minimum density levels established. The area of
residential land between 400m and 800m walking distance from the three (3)
railway stations considered suitable for medium density housing, although
maximising density is not so critical here. A range of improved servicing
and amenity requirements will need to be identified and planned for prior to
implementing density changes.
•
North Bassendean Housing Precinct 1 occurs north of the Railway and West of
Iolanthe Street, generally in the Western part of Eden Hill, where the existing
housing quality provides limited redevelopment prospect in the short to medium
term. This area is suited as a single residential housing area, although some of
the larger or vacant lots may present marginal opportunity for additional
housing density.
•
North Bassendean Housing Precinct 2 occurs in a single area north of the
railway and east of Ivanhoe Street, where housing stock is generally smaller,
older, and ready for redevelopment. The suitability of this precinct for medium
density housing is further confirmed by its strategic location to major roads, the
railway and the Eden Hill Shopping Centre site.
•
South Bassendean Housing Precinct occurs immediately south of the Town
Centre area, extending towards the River Front Precinct and Ashfield. The
housing stock within this area comprises a mix of larger homes, older homes of
a good standard and character homes on larger lots. The clay soil types in the
southern part of the precinct will make development at higher density difficult.
Further, the quality of housing confirms the suitability of this area as a single
residential housing area in the short to medium term, with marginal density
change and no dramatic change to character.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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EXECUTIVE SUMMARY
•
Ashfield Housing Precinct area occurs between the Ashfield railway station
T.O.D area and the River Precinct. There is evidence of urban decline in parts
and the area is suited to incremental redevelopment for a variety of medium
density housing types. The State Government Ashfield Precinct Plan initiative
could be contemplated, however, unless all elements of this Plan are given
commitment, it is important to maintain a difference between land that is within
the 800m walkable catchment of the Ashfield Railway Station and the land
beyond this walkable catchment.
•
Riverfront Housing Precinct includes riverfront locations where predominantly
larger homes on larger lots have been established as long term prospects.
Several areas along the river front contain quite large lots adjacent to small lot
subdivision nodes, and hence may be suited to redevelopment or subdivision,
subject to careful planning in the context of future rezoning proposals.
10.
The Local Planning Strategy incorporates an Industrial Strategy that examines the very
diverse mix of business and lots sizes within the industrial zone, located generally north
of the railway and westward along Collier Road. The Bassendean industrial area is in
a prime location within the regional context and hence it is important to maintain the
diverse mix of industries and lot sizes. The Industrial Strategy also addresses the need
for a suitable interface between industrial and residential land uses, and the promotion
of Collier Road as the central spine road in terms of its traffic function and commercial
exposure. The strategy further seeks to facilitate the remediation and development of
the vacant industrial land planned as “Tonkin Park Stage 2”.
11.
The Local Planning Strategy incorporates a Commercial Strategy, which in the first
instance confirms the Bassendean Town Centre as the primary commercial retail and
civic centre of the municipality. The strategy promotes the “Enquiry by Design”
initiatives for the “main street” pedestrian retail area adjacent to the railway, whilst also
ensuring that the overall importance of the Bassendean Village Shopping Centre is not
undermined. The Bassendean Town Centre is divided into three (3) distinct subprecincts, each having a different but complimentary function that contributes to the
overall vitality of the town centre. The other commercial areas dispersed beyond the
Town Centre are to be contained as local centres only.
12.
The Town of Bassendean Local Planning Strategy is to be used as a planning tool to
assist Council, State Government and the community in their respective roles in land
use decision making. Many of the Local Planning Strategy recommendations will be
implemented progressively through the Local Planning Scheme and associated
policies. The Local Planning Strategy represents an evolving strategy that will be
subject to regular review, thereby ensuring that planning keeps ahead of changing land
use demand, rather than simply reacting in hindsight.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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TABLE OF CONTENTS
EXECUTIVE SUMMARY
1.0
2.0
3.0
3
INTRODUCTION
1.1 Requirement for Local Planning Strategy
1.2 What is a Local Planning Strategy
1.3 Prior to Local Planning Scheme No.10
1.4 Planning Initiatives since Adoption of LPS 10
1.5 Local Planning Scheme No.10
1.6 Relationship to Regional and Local Planning
1.7 Regional Planning Objectives
1.8 Methodology
7
7
8
8
9
9
10
12
MUNICIPAL PROFILE
2.1 State and Regional Context
2.2 Environment
2.3 Infrastructure
2.4 Population
2.5 Housing
2.6 Industry
2.7 Commercial
13
13
13
16
16
16
17
POPULATION & HOUSING STRATEGY
3.1 Population
3.1.1 Population Overview
3.1.2 Issues
3.1.3 Objectives
3.1.4 Strategies-Population
3.2 Local Housing
3.2.1 Overview
3.2.2 Issues
3.2.3 Objectives
3.2.4 Strategies–Local Housing
3.3 Transit Orientated Development (T.O.D)
3.3.1 Overview
3.3.2 Issues
3.3.3 Objectives
3.3.4 Strategies-T.O.D Housing Precinct
3.4 North Bassendean Housing Precinct 1
3.4.1 Overview
3.4.2 Issues
3.4.3 Objectives
3.4.4 Strategies-North Bassendean Housing Precinct 1
18
18
18
18
18
19
19
19
21
21
22
22
22
23
23
24
24
24
24
24
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TABLE OF CONTENTS
3.5
North Bassendean Housing Precinct 2
3.5.1 Overview
3.5.2 Issues
3.5.3 Objectives
3.5.4 Strategies- North Bassendean Housing Precinct 2
25
25
25
25
26
3.6
26
26
26
27
27
27
27
27
28
28
28
28
28
29
29
3.7
3.8
4.0
5.0
6.0
(Cont)
South Bassendean Housing Precinct
3.6.1 Overview
3.6.2 Issues
3.6.3 Objectives
3.6.4 Strategies-South Bassendean Housing Precinct
Ashfield Housing Precinct
3.7.1 Overview
3.7.2 Issues
3.7.3 Objectives
3.7.4 Strategies-Ashfield Housing Precinct
Riverfront Housing Precinct
3.8.1 Overview
3.8.2 Issues
3.8.3 Objectives
3.8.4 Strategies-The Riverfront Housing Precinct
INDUSTRIAL STRATEGY
4.1 Overview
4.2 Issues
4.3 Objectives
4.4 Strategies
30
32
32
32
COMMERCIAL STRATEGY
5.1 Overview
5.2 Hierarchy of Activity Centres
5.3 Ashfield/Bassendean as District Centres
5.4 Other Issues
5.5 Objectives
5.6 Strategies Commercial
34
34
35
36
36
37
IMPLEMENTATION & REVIEW
6.1 Implementation
6.2 Review
40
40
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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1.0
INTRODUCTION
1.1 Requirement
Strategy
for
Local
Planning
Following the gazettal of the amended Town
Planning Regulations 1967 on the 22 October
1999, to incorporate the Model Scheme Text,
the legal and administrative provisions of future
Local Planning Schemes were required to
accord with the Model Scheme Text. The
Model Scheme Text introduced a more strategic
planning focus by requiring the preparation of a
Local Planning Strategy to drive the outcomes
through the Local Planning Scheme.
The
requirement for a Local Planning Strategy in
many ways supplements and replaces the
traditional “Scheme Report”.
In 2008 the Town of Bassendean decided to
prepare a Local Planning Strategy to assist it
and the community in setting out the strategic
direction for the sustainable provision of
Housing, Commercial, and Industrial land
development opportunities. The Town of
Bassendean Local Planning Strategy was
prepared as a summary and supplementary
document accompanying and giving direction to,
Local Planning Scheme No. 10 and the Scheme
Report. Much of the information and strategic
direction provided within the Town of
Bassendean Local Planning Strategy was
derived from the data that had been researched
and presented within the Scheme Report
accompanying Local Planning Scheme No. 10.
Early in 2011 the Town of Bassendean resolved
that it would undertake a partial review of its
Local Planning Scheme No.10, with a focus on
reviewing the residential densities and the
extent of Town Centre Zoning under the
Scheme. The 2011 update of the Local Planning
Strategy acknowledges the vision of the
Western Australian Planning Commission as
detailed under Directions 2031, and provides
the strategic focus and rationale to drive future
changes to the Local Planning Scheme.
1.2 What is a Local Planning Strategy?
The Town of Bassendean Local Planning
Strategy is a strategic planning tool that enables
the Council and community to set out its vision
for the municipality, and to establish short,
medium and longer term directions for
sustainable land use and development.
The Town of Bassendean Local Planning
Strategy establishes a municipal profile focusing
essentially on the areas of environment,
infrastructure, population and housing, industry
and commercial land use and development.
The visions and outcomes promoted by the
Local Planning Strategy essentially focus on
three (3) key areas namely:
•
•
•
Population and Housing;
Industry; and
Commercial
The Town of Bassendean Local Planning
Strategy is in the first instance an expression of
Council and the community vision for the Town
of Bassendean over the next 15 – 20 years.
This longer term planning horizon allows
Council and the community to strive for the
health, diversity and productivity of both current
and future generations.
As a public document, the Town of Bassendean
Local
Planning
Strategy
provides
the
opportunity for government agencies and the
community to also have input into strategic
planning for the locality.
The vision and
planning philosophy outlined within the Local
Planning Strategy continues to form the basis
for evolving land use, zoning, subdivision and
development throughout the municipality. This
vision is to be implemented over time through
the statutory planning system, and may include
amendments to Council’s Local Planning
Scheme from time to time.
The Town of Bassendean Local Planning
Strategy is incorporated into the Local Planning
Scheme by reference, and as such has the
status of a Local Planning Policy under the
Scheme without actually forming part of the
Scheme.
Changes to the Local Planning Strategy do not
require formal amendments to the Scheme but
rather the Scheme Text sets out procedures for
review and modification of the Local Planning
Strategy.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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1.0 Introduction
1.0
INTRODUCTION
1.3
Prior to Local Planning Scheme
No.10.
The Town of Bassendean Local Planning
Scheme No. 3 was gazetted on 18 March 1983.
Council examined the operation of the Scheme
by way of a report to the Minister in 1992 and
consequently in January 1993, the Minister
gave approval to review Local Planning Scheme
No. 3.
The development of a new Local Planning
Scheme No. 10 evolved over a number of years
and initially preceded the promulgation of the
Model Scheme Text. Subsequently, one of the
key changes to the new Scheme included a
reduction in the number of zones from 17 zones
down to 5 zones. The Town Centre Zone,
encompassing the Bassendean Main Street
from Bassendean Village Shopping Centre to
the west end of Old Perth Road, had been the
subject of an “Enquiry by Design” workshop
coordinated by the Department for Planning and
Infrastructure in conjunction with the Town of
Bassendean and the Western Australian
Government Railways. The outcomes of the
“Enquiry by Design” workshop (May 2002) were
formally adopted by Council for inclusion into
the Local Planning Strategy and new Local
Planning Scheme No. 10
1.4 Planning Initiatives since Adoption of
Local Planning Scheme No. 10
Directions 2031 represents a Department of
Planning document, which is a framework for
the detailed planning and delivery of housing,
infrastructure
and
services
needed
to
accommodate anticipated growth of the Perth
Metropolitan
Region.
Directions
2031
superscedes Network City, Metro Plan and
other Metropolitan Strategies.
The Perth Metropolitan area is anticipated to
accommodate 2.2 million people by 2031,
requiring an additional 328,000 dwellings, and
ultimately 3.5 million people by 2056. The
Metropolitan Plan under Directions 2031
establishes a network of activity centres,
movement systems, and recreation areas. The
focus is on key transport routes, fewer centres
and a targeted approach to higher density
residential rather than a “blanket” approach. By
2031, 47% of new dwellings are envisaged to
be undertaken by infill development, and new
urban expansion areas are proposed to achieve
a minimum of 15 homes per hectare (gross).
The Central Metropolitan Perth Sub-Regional
Strategy includes the Inner Metropolitan areas
from Stirling in the north through to Melville in
the south, Bassendean in the north – east and
Canning in the south - east. This Inner
Metropolitan area is targeted to accommodate
an additional 205,000 people in 121,000 homes
by 2031. Bassendean is shown as requiring
3000 new dwellings, with 2300 of these
contemplated in Ashfield.
The Activities Centres Policy for Perth and Peel
has also been prepared under the Directions
2031 Planning Initiative, and it replaces the
Metropolitan Centres Policy which focused
primarily on retailing activities. The Activity
Centres envisaged under this current policy are
accessible and vibrant nodes of economic and
social activity that include commercial, health,
education, entertainment, culture, recreation
and community facilities. Higher density housing
is to be incorporated both within and adjacent to
these centres
The Ashfield Precinct Plan (January 2010) is a
non – binding document prepared to give both
of the adjoining Local Authorities of Bassendean
and Bayswater and the WAPC a common basis
for future planning decisions. Directions 2031
includes Ashfield as a potential Activity Centre
due to its strategic location, areas of under –
utilised land, and well located industrial land.
Key elements of the Ashfield Station Precinct
Plan, as it affects Bassendean, include the
following:•
Possible
Station;
•
Downgrading of Guildford Road in parts,
and realignment of Guildford Road in other
parts;
•
New road connection across the railway
line;
•
Pearson Street and Vincent Street to
become a new main street commercial
area; and
relocation
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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of
Ashfield
Train
1.0 Introduction
1.0
•
INTRODUCTION
Consolidate, upgrade and expand Colstoun
Road Commercial Precinct, along with
increasing residential densities focussing
on this area and the Ashfield Reserve.
Other planning studies have been prepared as
non – binding precinct plans for the Bassendean
Oval Precinct, and for the Eden Hill Shopping
Precinct.
Council acknowledges that its strategic planning
is constantly evolving in response to dynamic
issues and changing philosophies and policies
that impact on the municipality. Hence, it is now
timely to review and consolidate the various
local and regional planning initiatives and
community aspirations undertaken to date, and
crystallise a vision that is able to be
progressively implemented, and in time may
also be reviewed to respond to changing
circumstances.
1.5 Local Planning Scheme No.10
Local Planning Scheme No.10 has evolved over
a number of years and was adopted in May
2008 following an extensive period of
consultation with the local community and
various
other
stakeholders
including
government agencies. Local Planning Scheme
No.10 is based largely on the Model Scheme
Text, and in terms of the residential densities
and zonings, these are based predominantly
upon the Residential Precinct analysis and
directions provided in the Town of Bassendean
Local Planning Strategy. Currently under Local
Planning Scheme No.10, the residential housing
densities range from Residential R5 along the
river foreshore precincts, through to Residential
R17.5 and Residential R20 in the single
residential housing areas. A limited number of
precincts have been designated with density
codings of R20/30 or R20/40 to reflect the
strategic location of such housing areas or the
quality of housing stock that is in need of
redevelopment.
Where residential housing densities have a split
coding, (eg. R20/40), the Local Planning
Scheme Provisions allow for development and
subdivision at the higher density coding where:
the lot is served with a wide road frontage
suitable for two homes to address the street; the
proposal complies with Planning Policy; heritage
objectives are considered; water sensitive urban
design
is
incorporated;
and
existing
streetscapes are preserved. Further, in the
single residential housing areas, the Scheme
provides for a maximum density of R25 on
corner lots, provided the new dwellings address
the streets.
1.6 Relationship to State, Regional and
Local Planning
The Town of Bassendean is located
approximately 10 km north east of the Perth
Central Area, and in the context of the Perth
Metropolitan Region comprises a middle suburb
positioned along the eastern railway line and
adjacent to the Swan River with convenient
access to the Perth Central Area. In the
metropolitan context, Bassendean comprises
predominantly urban development with regional
parks and recreation areas along the Swan
River Foreshore and a regional industrial area
positioned strategically adjacent to the eastern
railway line in the western most part of the
municipality.
The State Planning Strategy 2050 is the
Government Strategic Planning response to the
challenges Western Australia is likely to face
during a period of sustained growth.
It
contemplates a future in which high standards
of living, improved public health and an
excellent quality of life are enjoyed by present
and future generations of Western Australians.
The Strategy proposes that diversity, liveability,
collectiveness and collaboration must be central
to the vision of sustained growth and prosperity.
It envisages that by 2050 Western Australia will
double its current population and will have a
diverse range of well-connected and vibrant
communities and regional centres that are
resilient, active and respectful of cultural
difference.
The planning implications for the Town of
Bassendean from the State Planning Strategy
2050 are very broad and general, and are
shared with all other Local Governments in the
metropolitan region.
This Local Planning
Strategy contains the following outcomes that
are designed to meet the requirements of the
State Planning Strategy 2050:
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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1.0 Introduction
1.0
•
•
•
•
•
•
INTRODUCTION
Making
land
available
for
future
development;
Encouraging affordable housing;
Encouraging a model shift towards public
transport and cycling through the provision
of high density and Mixed Use precincts
close to train stations;
Encouraging built forms that continue to be
energy efficient;
Encouraging housing diversity through a
range of housing densities; and
Protection of the natural environment and
areas of high conservation value.
A range of regional planning initiatives and
policies, which provide the context for the
preparation for the Bassendean Local Planning
Strategy, influence the study area.
The State Planning Policy No.1 – State
Planning Framework Policy, provides the proper
framework for the various policies and
strategies under the following hierarchy:
•
•
•
•
•
State Planning Policies
Residential Design Codes;
State Industrial Buffer Policy;
Activity Centres for Perth and Peel;
Regional Strategies – Directions 2031 and
Beyond
Sub-Regional strategiesCentral Metropolitan Perth Sub
Regional Strategy (Draft)
Strategic Policies
Regional
Residential
Density
Guidelines for Perth Metropolitan
Region (1994);
Government Sewerage Policy, Perth
Metropolitan Region (1995);
Liveable Neighbourhoods;
Bush Forever.
Operation Policies
DC Policy 1.6 – Planning to support
transit use and transit oriented
development;
DC Policy 4.1 Industrial Subdivision.
1.7 Regional Planning Objectives
In accordance with the State Planning
Framework Policy of the Western Australian
Planning Commission, Directions 2031 is the
principal Regional Strategy that provides the
major policy framework for land use and
development of the Perth Metropolitan Region.
Directions 2031 represents a Department of
Planning document, which is a framework for
the detailed planning and delivery of housing,
infrastructure
and
services
needed
to
accommodate anticipated growth of the Perth
Metropolitan Region.
Directions 2031
superscedes Network City, Metro Plan and
other Metropolitan Strategies.
The Vision Statement for Directions 2031 is
that:By 2031 Perth and people will have created a
world class liveable city, green, vibrant, more
compact and accessible with a unique sense of
place.
The Perth Metropolitan area is anticipated to
accommodate 2.2 million people by 2031,
requiring an additional 328,000 dwellings, and
ultimately 3.5 million people by 2056. The
Metropolitan Plan under Directions 2031
establishes a network of activity centres,
movement systems, and recreation areas. The
focus is on key transport routes, fewer centres
and a targeted approach to higher density
residential rather than a “blanket” approach. By
2031, 47% of new dwellings are envisaged to
be undertaken by infill development, and new
urban expansion areas are proposed to achieve
a minimum of 15 homes per hectare (gross).
The abovementioned Vision Statement and
supporting strategies outlining how this vision
will be achieved can be applied specifically to
Bassendean in terms of the following key
strategic elements:•
•
•
•
•
Accommodate
more
housing
and
population;
Focus on infill development;
Targeted approach to increased density;
Focus on transport routes; and
Consolidate Activity Centres.
Other more specific plans and policy statements
affect the planning of the Town of Bassendean
from a regional level, and a number of these are
summarised as follows:
1. Central Metropolitan Perth Sub Regional
Strategy (Draft) - This particular Strategy
includes the Inner Metropolitan areas from
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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1.0 Introduction
1.0
INTRODUCTION
Stirling in the north through to Melville in the
south, Bassendean in the north-east and
Canning in the south-east.
This inner
metropolitan area is targeted to accommodate
an additional 205,000 people within 121,000
homes by 2031. Bassendean is shown as
requiring 3000 new dwellings, with 2300 of
these to be provided in Ashfield.
2. DC Policy 1.6 – Planning to support transit
use and transit oriented development; focuses
on land within an 800m radius around railway
stations and seeks to optimise land use within
this area by promoting medium to high density
urban development, with a presumption against
low intensity land uses (eg low density
residential).
3. Activities Centres Policy for Perth and Peel
has also been prepared under the Directions
2031 planning initiative, and it replaces the
Metropolitan Centres Policy which was focussed
primarily on retailing activities.
Under the
Activities Centres Policy, activity centres are
proposed to:a) Evolve into more accessible and vibrant
nodes of economic and social activity,
enabling the community to work, shop and
play without travelling too far;
b) Include commercial, health, education,
entertainment, cultural, recreation and
community facilities, and higher density
housing;
c) Promote land uses that generate activity
beyond normal business hours, and
discourage lower intensity uses such as
showrooms; and
d) Incorporate higher densities of housing both
within and adjacent to these centres.
Under the hierarchy of activity centres, Perth is
identified as the capital city, Midland as the
strategic metropolitan centre, with Ashfield and
Bassendean both district centres.
For district centres the focus is on daily and
weekly needs of residents, with a greater
community focus and a focal point for a bus or
train network.
A district centre is to
accommodate
department
stores,
supermarkets, convenience goods, some
speciality shops, offices and professional
services.
District centres should cater for
approximately 20,000 – 50,000 people, with a
400 walkable catchment and a desirable gross
residential density of 20 – 30 homes per
hectare. The urban form within district centres
should incorporate a network of streets and
public spaces, and also include:• A clear structure of small walkable
streetblocks for accessibility;
• Buildings addressing streets and public
spaces;
• A mix of uses along streets to maximise
pedestrian flows;
• Zone of large scale retail and car parks to
maintain active building frontages to
streets; and
• Attractive and well located civic spaces that
are integrated with the activity centre uses.
4. Bush Forever; which identifies the Ashfield
Flats and Bennett Brook as important area for
conservation (ie, sites 214 and 305
respectively).These areas have already been
reserved as Parks and Recreation under the
Metropolitan Region Scheme, and will be
subject to future plans for its conservation and
management.
5. Liveable Neighbourhoods; which embraces
the following key objectives and principles in
terms of residential and urban development:
i)
promotes walkable neighbourhoods
with good access to services;
ii)
seeks to foster a sense of community;
iii)
ensures an active street and land use
interface;
iv)
seeks
to
increase
population
accessibility to public transport;
v)
Promotes mixed use developments;
and
vi)
Promotes a variety of housing types.
The Town of Bassendean Local Planning
Strategy provides a critical link between the
establishment of the above mentioned regional
objectives, and the local planning that is
necessary to provide and manage the actual
implementation of these objectives.
At the local level, the Town of Bassendean has
developed a Corporate Plan in order to promote
a strategic approach to the sustainable
management of the Town’s resources. The
Corporate Vision is for the Town of Bassendean
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
Page 11 of 41
1.0 Introduction
1.0
INTRODUCTION
to thrive as a cohesive, vibrant and diverse
community. The Corporate Plan promotes
careful
planning
involving
simultaneous
consideration of environmental, social and
economic impacts, and balancing these three to
create a sustainable future.
The Town of Bassendean Local Planning
Strategy provides Council with the framework to
set out its vision, and progressively implement
this vision through the Local Planning Scheme,
rezoning proposals, subdivision assessments,
and development control mechanisms.
The Local Planning Strategy provides Council
with a planning tool to assist in the day to day
decision making and will also inform the
community of Council’s philosophy and direction
on localised land use and development
proposals.
In many ways, the Town of
Bassendean Local Planning Strategy underpins
the direction and planning controls of the Local
Planning Scheme and associated policies.
1.8
•
•
3.
Methodology
The Town of Bassendean Local Planning
Strategy has been prepared based upon an
evaluation of numerous influences including:
•
•
•
•
2.
Regional planning policies and initiatives;
Local planning policies and initiatives;
Population trends;
Survey of existing land uses and
development quality;
Identification of development constraints
(eg. servicing, flooding etc); and
Community participation in local planning
initiatives.
The Local Planning Strategy has been
developed on the basis of three (3) key land use
outcomes, namely:
1. Population and Housing
This required analysis of population trends,
particularly in terms of numbers, age and
occupancy rate. The impact of these
trends in the medium to long term was
measured against the current housing
stock
and
current
residential
redevelopment trends.
Whilst it is
necessary for housing to respond to
housing trends, population trends can to
some extent be redirected based upon
housing strategies.
Industry
This involved assessment industry types
and distribution trends throughout the
Bassendean industrial area.
Close
inspection of the industrial area sought to
identify opportunities and constraints in
terms of industry type and its interface with
adjacent non industrial land uses and
strategic road systems. The importance of
retaining the true industrial function of the
area was examined, and the specific
opportunities in respect of the existing
vacant industrial land was also explored.
Commercial
Using the “Enquiry by Design” initiative and
the Ashfield Precinct Plan as a source
documents, the existing commercial
hierarchy of the study area was examined
and the different functions of the various
town centre components was identified.
The development of strategies obviously
also held regard for Council’s acceptance
of the staged implementation of various
aspects of the “Enquiry by Design”.
For each of the above key areas, the Local
Planning Strategy provides an overview of the
current situation and identifies the key issues
demanding a response. Based on the various
identified issues, objectives are proposed.
These objectives provide direction for the
establishment of specific strategies and actions.
The strategies are sufficiently specific to enable
actions to be carried out in terms of the Local
Planning Scheme, preparation of Local Planning
Policies or Structure Plans, or indeed actual
implementation
through
Council’s
works
program.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
Page 12 of 41
2.0
2.1
MUNICIPAL PROFILE
State and Regional Context
The Town of Bassendean comprises a middle
metropolitan suburb of some eleven (11) square
kilometres, and is positioned approximately ten
(10) kilometres north east of the Perth Central
Area (Figure 2 refers). In addition to being
strategically located in proximity to major district
and regional employment centres, education
facilities, institutions and recreational areas,
Bassendean
boasts
numerous
local,
commercial and public facilities. Whilst primarily
a
residential
area,
Bassendean
also
accommodates a significant amount of industrial
land servicing local, district and regional
demands.
Other regionally significant features within the
Town of Bassendean include the eastern
metropolitan railway link and the Swan River.
2.2
Environment
Bassendean is located some 20 kilometres from
the coast and its eastern boundary and portions
of its southern boundary adjoin the Swan River.
Several significant areas of land adjacent to the
Swan River represent good agricultural soils
that are low lying and hence subject to
inundation. In other parts, the margin of river
front land is well elevated and hence suited for
development. Further back from the river the
more elevated land is characterised by poorer
quality soils and dunes with interdune swales
that are potentially waterlogged and swampy in
areas.
municipality is also serviced with reticulated
sewerage, although a large part of the industrial
area and several localised residential street
blocks remain unsewered. Due to the proximity
of sewer and the government sewer infill
programme, the absence of sewer in some
areas
places
localised
constraints
on
development.
The Fremantle to Midland Railway passes
through the middle of the Town of Bassendean,
providing commuter links to Perth and Midland,
whilst also servicing the Bassendean industrial
area with small spur lines.
Guildford Road runs parallel to the railway line,
and represents the major traffic thoroughfare,
although Morley Drive at the northern town
boundary also performs a primary distributor
road function.
Tonkin Highway is aligned
marginally west of the municipal boundary, with
strong linkages into the areas. The existing
road hierarchy is very defined and most areas
have a very traditional grid pattern of roads.
In terms of infrastructure capacity and possible
upgrades to cater for future development
demands, consultation with relevant service
providers has revealed the following:•
Past industrial activity has resulted in
contamination and leaching issues within parts
of the industrial area.
Whilst in proximity to Perth Airport, Bassendean
is not affected by noise contours that would
constrain or prohibit development.
•
There are a number of sites within the study
area that are recorded as having Aboriginal and
cultural heritage significance.
2.3 Infrastructure
Reticulated water, power, gas, drainage and
telecommunication infrastructures are available
to all areas within the municipality. Much of the
In terms of electricity distribution, Western
Power has acquired a site in the north-west
quadrant of the intersection of Guildford
Road and Tonkin Highway (Bayswater) to
secure a zone substation. At this time,
Western Power does not have specific
plans to establish a zone substation on the
site (or on another site in the general
vicinity). Western Power will continue to
monitor and forecast load requirements for
the area, and will take actions as
appropriate to ensure sufficient supply
capacity.
The sewerage system operated by Water
Corporation may require some upgrading
for the Bassendean Sewer District in the
long term if dwelling growth exceeds about
6500 dwellings in the suburb of
Bassendean (i.e. about 2500 more
dwellings than existing). The Water
Corporation will monitor the existing water
supply system and make adjustments as
necessary to accommodate growing
demand.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
Page 13 of 40
1.0 Introduction
2.0
•
•
•
•
MUNICIPAL PROFILE
The gas distribution network operated by
WA Natural Gas may need strengthening
with the new installation of two Pressure
Regulating Stations (PRS) subject to
suitable sites being identified and available.
In addition, the pressure of gas supply in
some portions of the study area may need
to be increased.
Main Roads WA recommends a traffic
impact assessment to be undertaken to
properly assess the capacity and adequacy
of the road network in the study area.
Further, Main Roads WA also recommends
undertaking a comprehensive study and
ultimate design concept for Guildford Road.
The Public Transport Authority will adjust its
operations in line with increases in demand
for public transport services, subject to
funding. Additional railcar capacity may be
provided if a rail extension from Bayswater
to the Perth Airport is established.
The Department of Education and Training
advises that existing high schools servicing
the Municipal area have significant capacity
to accommodate additional students
generated by additional dwellings planned
for the area. The Cyril Jackson School
Facility could be re–activated as a high
school if required. Primary schools within
the area have very limited capacity to
accommodate more students, and hence
this constrain requires further investigation
and resolution.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
Page 14 of 41
1.0 Introduction
2.0
MUNICIPAL PROFILE
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
Page 15 of 41
2.0
2.4
MUNICIPAL PROFILE
Population
The 1996, 2001, and 2011 Australian Bureau
of Statistics (ABS) census data indicates a
residential population for Bassendean of
13,893; 13,305; and 14404 respectively. This
represents a historic declining population with
an 8% increase in population over the last 10
years.
Western Australia Tomorrow- Population
Report No7, 2006 to 2026 uses a series of
simulations to estimate population growth over
the period. Band A based on the lowest
growth indicates a 2026 population of 14,500,
Band E based on the highest growth indicates
a population of 17,400 at 2026, whilst the
median growth is estimated at 15,900.
The age structure of the Town of Bassendean
population in 2011 (refer to table 1), indicates
an ageing population that is in keeping with
national and regional trends. Similar to the
results in the 2001 ABS Census, again in
2011 the 35-44 age group comprised the
highest percentage of all the age groups in the
Municipality.
TABLE 1
AGE/SEX CATEGORIES – TOWN OF BASSENDEAN
(2011ABS Census)
Age groups:
Male
Female
Total
%
0-4 years
526
436
962
6.68%
5-14 years
809
787
1,596
11.08%
15-19 years
449
396
845
5.87%
20-24 years
542
431
973
6.76%
25-34 years
997
1,006
2,003
13.91%
35-44 years
1,096
1,079
2,175
15.10%
45-54 years
981
1,062
2,043
14.18%
55-64 years
892
865
1,757
12.20%
65-74 years
461
554
1,015
7.05%
75-84 years
320
436
756
5.25%
85 years
and over
101
178
279
1.94%
Total
7,174
7,230
14,404
100.00%
2.5 Housing
The predominant housing stock within the
municipality comprises middle aged to older
single residential family homes, with the areas
of middle aged homes being predominantly of
a good quality having little prospect of
redevelopment. The older homes comprise
two distinct areas, namely well maintained homes
with limited short term redevelopment potential,
and the older homes of a lower quality with
interspersed evidence of redevelopment potential
occurring in the short term.
In addition to the limited number of medium
density
grouped
housing
developments
strategically
positioned
throughout
the
municipality’s residential areas, the two remaining
key housing types include the older Ashfield
housing area and its ongoing redevelopment, and
the larger river front properties with predominantly
substantial homes where there is little prospect
for redevelopment.
A more detailed assessment and analysis of the
various housing types and precincts is provided
within the Population and Housing Strategy,
under Section 3.0 of this document.
2.6 Industry
The Bassendean Industrial Area is positioned
generally between the railway line and Collier
Road, forming a triangular shaped area of
approximately 135 hectares that extends further
west up to the Tonkin Highway within the
adjoining locality of Bayswater. This industrial
land is also zoned for industry under the local and
regional planning Schemes. The southern part of
this industrial precinct, adjacent to the railway
line, comprises larger older industries and also
includes the Railway Museum.
The area
immediately south of Collier Road represents
more
recent
industrial
development
accommodating newer industries and service
industries. The industrial area north of Collier
Road, at the interface to the urban areas,
comprises more light and service industrial
developments.
The Bassendean industrial area is very
accessible both to the local community and to the
broader region due to key access points onto
Tonkin Highway, Collier Road and Guildford
Road, hence the industry types reflect local and
regional catchments.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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2.0
MUNICIPAL PROFILE
2.7 Commercial
The Bassendean Town Centre is characterised
by retail, commercial and civic uses extending
along some 800 metres of Old Perth Road in
three quite distinct precincts (refer to Figure 4),
namely:
•
•
•
Traditional “Main Street” pedestrian based
commercial/retail at the interface of Old
Perth Road with Guildford Road and the
railway station;
“Drive-by” commercial with interspersed
retail and civic uses (including a school and
aged person’s accommodation) between
Wilson and Whitfield Streets; and
Car based retail in the Bassendean Village
Shopping Centre at the corner of Old Perth
Road and West Road.
It is noteworthy that the town centre commercial
precinct along Old Perth Road is also
interspersed with various civic and community
buildings and infrastructure.
Other smaller commercial nodes that occur
outside the town centre include:
•
•
•
•
Eden Hill Shopping Centre along Morley
Drive (currently not operating);
Ida Street Local Shops;
Small row of shops in Walter Road; and
Ashfield local shops.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
Page 17 of 41
3.0
POPULATION & HOUSING STRATEGY
3.1
Population
3.1.1
Population Overview
a consequential demand for different
housing types and community facilities.
Statistics show that while the population of
Bassendean has been in decline for a number
of years, the population of the Town has
increased by 8% over the last 10 years. The
population is likely to increase by a further 1500
– 3000 persons by 2026 dependent on the rate
of growth. This population growth is likely to
exceed these estimates if 3000 new dwellings
are provided in the Town by 2031 as outlined in
the Sub Regional Strategy for Central
Metropolitan Perth. The median population age
is 38 years for Bassendean, in contrast to Perth
at 36 years and nationally Australia at 37 years.
Bassendean therefore represents an older
established area with an ageing population.
The occupancy rate as at 2011 was 2.19
persons per dwelling and declining. On the
basis of 2011 ABS data it is apparent that
almost 29% of households have sole
occupancy, compared with a national average
of almost 24%. Sole occupancy households
have increased by 5% between 1991 and 2011
for Bassendean.
3.1.2
Issues
• Statistics, population trends and forecasts
indicate a relatively static population growth
with very limited long term growth
anticipated.
• Overall, Bassendean has an aging
population by comparison with adjoining
localities, where new developing areas are
able to attract population across the age
spectrum, including young families. In time
this current ageing population trend will
bring about a change to housing and
servicing requirements.
• Consistent with Metropolitan trends,
Bassendean is experiencing declining
home occupancy rates and a relatively high
proportion of households as sole persons.
Declining occupancy rates contribute to the
overall static population growth trend and
the increased demand for different housing
types (eg. smaller lots, housing size).
• Bassendean experiences a relatively high
proportion of single parent households, with
3.1.3
Objectives
In response to the above mentioned local
issues, and the regional aims conveyed through
policies under the State Planning Framework
Policy, the following specific objectives have
been developed:
• To maintain life long or long-time residents
as an integral component of the
Bassendean community.
• To continue and increase the attraction for
young families to reside and raise their
families in the Bassendean community.
• To recognise the increasingly high level of
sole occupancy households, relative to
state and national trends and ensure
suitable housing choice to accommodate
this trend.
• To recognise the role of Bassendean as a
middle metropolitan area that is well placed
to contribute meaningfully to sustainable
urban development for the Perth Region,
and therefore facilitate the planned gradual
increase in population growth in a manner
that provides net environmental, social and
economic benefit.
• Continue
to
provide
for
family
accommodation through the retention of
appropriate housing stock within the single
residential
areas,
and
examine
opportunities
for
limited single
lot
subdivisions.
3.1.4
•
Strategies - Population
Maintain an ongoing respect for the urban
structure,
character
and
facilities
that
attracted existing residents to Bassendean
in the first instance.
•
Identify suitable existing residential areas
for infill or redevelopment
and
make
provision for housing types that respond to
the demands of an ageing population and
declining occupancy rates.
•
Continue
to
provide
family
accommodation through the retention of
appropriate housing stock within the single
residential
areas,
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
Page 18 of 41
for
and
examine
3.0
POPULATION & HOUSING STRATEGY
opportunities
for
limited
single
lot
In addition to the five (5) housing precincts
detailed above, a Transport Orientated
Development Precinct is also depicted on
Figure 2.
subdivisions.
3.2
Local Housing
3.2.1
Overview
The 2008 Local Planning Strategy broadly
identified housing precincts based upon housing
type, age, quality, street scape, lot size and
prospect of redevelopment. Although sub
precincts were also identified at that time,
essentially the housing areas of Bassendean
can still be characterised in 5 (five) precincts, as
illustrated on the plan at Figure 3 and described
below;
1) North Bassendean 1 – comprising
predominately larger homes on good size single
residential lots. The homes are generally not
more than 20 to 30 years old, and there is
evidence of some upgrading and refurbishment
to existing homes;
2) North Bassendean 2 – where in general the
existing housing stock is smaller, older and
ready for redevelopment;
3) South Bassendean – comprising a mix of
larger homes, older homes of a good standard
and character homes on relatively good size
single residential lots;
4) Ashfield – the majority of housing comprises
middle aged homes of an average quality.
Some redevelopment has already occurred
albeit to a relatively low density and standard. In
some parts the housing is relatively new and of
reasonable
quality,
therefore
making
redevelopment of these homes a longer term
option; and
5) River Front – which currently comprises
larger river front lots of approximately 2000 m2,
some with substantial homes.
Whilst each precinct has been selected on the
basis of similar housing characteristics, there
will undoubtedly be properties dispersed
through each precinct that do not necessarily
have characteristics identical to those which
identify the precinct (eg. ad hoc grouped
housing sites, character home in new housing
area, etc).
An overview for each of the housing precincts
and the relevant issues, objectives and
strategies is detailed in further sub-sections of
this document.
3.2.2
Issues
• The housing areas within the Town of
Bassendean are generally quite distinct,
with quite identifiable precincts reflecting
similar lot size and housing age, type and
quality.
• Whilst the Town of Bassendean housing
areas are predominantly single residential,
there is also significant interspersion of
medium density development and grouped
housing.
Other middle metropolitan
suburbs have concluded that too much
medium density development within single
residential areas is a concern, in that:
a) The single residential character is
incrementally undermined;
b) It creates uncertainty and potential
apprehension for the various residents
(eg. Families); and
c) Establishing a dispersal ratio for
grouped housing is difficult to
administer and raises questions about
equity (eg. first in, first served).
• Given
the
population
trends
for
Bassendean,
particularly
the
aging
population and declining occupancy rates,
marginally increasing residential densities
will broaden housing choice but in itself is
unlikely to result in a significant increase
population. However, major increases in
density (eg. R50 and above) is likely to
facilitate increased population growth.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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3.0
POPULATION & HOUSING STRATEGY
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
Page 20 of 41
3.0
•
•
•
•
POPULATION & HOUSING STRATEGY
Many of the single residential housing areas
of Bassendean maintain lot sizes and
housing types suited to families. Other
middle
metropolitan
suburbs
have
concluded that to allow for families the
residential density should not exceed the
maximum under the low density category
under the R Codes. This creates certainty
and provides for community interaction of
persons with similar lifestyles.
Whilst in general most of the housing
precincts, including some of the older
housing areas, comprise well maintained
and quality homes, some distinct areas are
showing increasing signs of urban decline.
Unless these areas are provided with
redevelopment incentives, this urban
decline will continue to affect entire street
blocks and housing precincts.
The Municipal Inventory for the Town of
Bassendean identifies a number of
buildings throughout the housing areas,
with three (3) of these also being included
on the Heritage List. The review of the
Municipal Inventory and Heritage List may
identify additional buildings, places or even
residential streetscapes.
The structure of Bassendean’s housing
areas is based largely upon motor cars as a
primary means of transport. Opportunity
therefore exists to further promote use of
public transport, cycleways and pedestrian
networks within and beyond the housing
areas.
The idea of Transit Oriented
Development (T.O.D), as promoted by the
Western Australian Planning Commission
under Directions 2031 and other supporting
policies, offers a good model for pursuing
higher density housing development in
proximity to Bassendean’s three (3) railway
stations.
3.2.3
Objectives
• To ensure that the various housing areas
continue to be recognised for their
differences and unique qualities, and be
maintained as generally homogeneous and
integrated precincts.
• To ensure that areas identified for single
housing in medium to long term are not
undermined by too much medium density
housing.
•
•
•
•
•
•
To ensure the ongoing provision of a variety
of housing types and densities in a manner
that responds to the specific community
needs and equally, provides for population
growth (eg. families).
To respond to the potential threat of urban
decline on a broad precinct basis.
To ensure that the heritage values of
Bassendean’s housing areas, as identified
within the Municipal Inventory and Heritage
List are recorded, promoted, maintained or
protected.
To promote increased use of public
transport, cycleways and pedestrian
networks within and beyond the housing
areas.
To
promote
Transit
Orientated
Development (T.O.D) in proximity to the
three (3) railway stations, as a means to
achieve increased housing stock and
variety and a more sustainable and vibrant
community.
To address issues of affordable housing in
accordance with the State Affordable
Housing Strategy 2010 – 2020.
3.2.4
Strategies – Local Housing
• Following examination of the various
housing precincts and relevant issues within
each precinct, develop, maintain and
implement specific objectives and strategies
for each identified housing precinct.
• In housing precincts where the housing
type, age, quality, streetscape and lot size
do not offer a redevelopment prospect for
the medium to long term, utilise the Local
Planning Scheme and associated policies
to protect such precincts from being
undermined by the over encroachment of
medium density housing.
• In specific areas, which based on housing
type, age and or proximity to public
transport and other facilities may be suited
to redevelopment at medium and/or high
densities, make provision for housing
choice that responds to population trends
and community needs.
• In areas and precincts where urban decline
is increasingly evident, establish various
strategies and policies to encourage the
redevelopment and improvement of quality
within these housing areas.
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
Page 21 of 41
3.0
•
•
•
•
POPULATION & HOUSING STRATEGY
Review and maintain the currency of the
Town of Bassendean Municipal Inventory
and make provision in Local Planning
Scheme No. 10 for the Heritage List and
possible Heritage Precincts.
Where
appropriate, develop specific policies to
address heritage values in the context of
increased
housing
densities
and
redevelopment.
Introduce a Transit Orientated Development
(TOD) Precinct within a 400m and 800 m
walkable catchment from the three (3)
railway stations, and undertake more
comprehensive planning for higher density
housing in this area.
Undertake a local open space study that
examines the opportunities and adequacy
of pedestrian based open space and
recreation within the housing areas,
including a review of the open space land
that is not currently reserved under the
Local Planning Scheme.
Establish Local Planning Policies and
provisions that make provision for local
corner stores within walkable catchments,
and home based businesses in residential
area.
•
•
•
•
3.3 Transit Oriented Development (TOD)
Housing Precinct
3.3.1 Overview
The vision of Directions 2031 is for Perth to be a
world class liveable city, green, vibrant, more
compact and accessible, with a unique sense of
place. This vision also applies to Bassendean
as an inner suburb of Perth. Directions 2031
sees Bassendean accommodating 3000
additional dwellings over the next 20 years. In
addition to establishing a network of activity
centres, movement systems and recreation
areas, the focus of Directions 2031 is on key
transport routes, fewer centres and a targeted
approach to higher density residential rather
than a “blanket” approach.
3.3.2 Issues
• Bassendean is well serviced with three (3)
railway stations equally spaced along a
single central railway network. These
stations each coincide with an activity area,
namely; Bassendean Oval (Swan Districts
Club); Bassendean Town Centre; and
Bassendean Industrial Area.
•
•
Strategically it makes good planning sense
to target the walkable catchments of each
of the railway stations for medium and high
density housing development. Confining the
majority of population growth and
development to these catchments will
improve the vibrancy of the adjoining
activity areas, facilitate improved public use
and amenity associated with the railway
network, and protect the character of other
residential areas of Bassendean.
The walkable catchments naturally do not
have boundaries coinciding neatly with
street block boundaries. Decisions will need
to be made regarding defining logical
boundaries for the TOD precincts.
To date the maximum residential density
considered for residential land within
Bassendean has been R100, and this was
part of the Ashfield Precinct Plan prepared
primarily as a state government initiative.
Such a density was considered an
appropriate maximum adjacent to the
railway station.
Within the 400m walkable catchment it is
important to ensure target densities are
achieved and inefficient densities are
avoided. The use of a split residential
density coding could be implemented,
where the lower density code is established
as a minimum density requirement. Such a
mechanism would not take away any
landowners existing right of developing a
single house on a single lot.
For the 800m walkable catchment (i.e.
400m – 800m from railway stations) it is not
considered as critical that target densities
are achieved. A medium density housing
code, without stipulating a minimum
density, would still achieve a variety of
housing types and densities. It is
acknowledged that a minimum density
requirement within the 400m walkable
catchment may limit the level of
redevelopment within this area in the short
term, due to the feasibility of land assembly,
building, and servicing. Therefore the
medium density coding with no minimum
requirement for the 400m – 800m
catchment is considered appropriate to
stimulate short term redevelopment.
Within the 400m and 800m walkable
catchments an assessment has been made
TOWN OF BASSENDEAN – LOCAL PLANNING STRATEGY
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3.0
•
POPULATION & HOUSING STRATEGY
in respect of the existing housing stock and
the likely number of additional dwellings
that would result based upon various
suggested R-Code densities. Conservatively
applying an average density of R80 and
R40 respectively to the 400m and 800m
walkable catchments results in a total of
9090 dwellings within the entire TOD
precinct. Assuming the removal of the 2417
existing dwellings, this potentially provides
a total of 6673 additional dwellings within
the TOD precinct of Bassendean. In order
to achieve the Directions 2031 target of
3000 new dwellings for Bassendean, 45%
of the TOD redevelopment opportunities
would need to be built within the next 20
years. This excludes any assumptions
about housing opportunities beyond the
TOD Housing Precinct.
Servicing and Amenity improvements within
the public realm are an essential
component of creating a more intense
urban form for Bassendean that is safe,
accessible, prosperous, and sustainable.
Within the TOD areas in particular,
upgrading requirements including: footpath
networks; street trees; rubbish bins; public
benches;
street
lighting
upgrades;
pedestrian crossings; pedestrian ramps;
railway station upgrades and public open
space upgrades, and new strategic
pedestrian links, are all essential. These
improvements, will need to be identified
prior to making statutory changes to
residential density codes. Such upgrading
requirements could become part of a
Neighbourhood Community Redevelopment
Implementation Plan, and works can be
funded and implemented via conditions of
planning approval, use of a contribution
scheme mechanism, and/or publically
funded project initiatives.
3.3.3 Objectives
• To confine the majority of Bassendean’s
population
growth
and
housing
redevelopment by targeting walkable
catchments around the three (3) railway
stations, and thereby: improve the vibrancy
of the adjoining activity areas; facilitate
improved public use and amenity of the
railway; and protect the character of other
housing areas.
•
•
To make provision for medium and high
density housing forms in a manner that
ensures efficient use of land and
infrastructure, whilst also facilitating a
variety of housing types and time frames of
redevelopment.
To ensure that any planned increase in
population and housing density within the
walkable catchments around railway
stations is serviced with an appropriate
level of infrastructure and amenity,
implemented in a timely and orderly
manner.
3.3.4
Strategies TOD Housing Precinct
• Prepare
Neighbourhood
Community
Redevelopment Implementation Plans for
the areas within an 800m walkable
catchment of the three (3) railway stations
to stipulate development requirements, and
in particular details of the upgrades to
amenities and infrastructure that are an
essential component of creating a more
intense urban form for Bassendean that is
safe,
accessible,
prosperous
and
sustainable. Such a plan may include
upgrading requirements such as; footpath
networks; street trees; rubbish bins; public
benches; street lighting improvements;
pedestrian crossing/ramps; railway station
upgrades; additional public open space land
and improvements; and new strategic
pedestrian links. The Neighbourhood
Community Redevelopment Implementation
Plans should also detail how works can be
funded and implemented via conditions of
planning approval, use of a contribution
scheme mechanism, and or publically
funded project initiatives.
• Establish a more accurate cadastral
boundary definition for the TOD Housing
Precinct, having due regard for actual
walking distance from railway stations,
natural
and
physical
boundaries,
infrastructure boundaries, and other details
provided in the Neighbourhood Community
Redevelopment Implementation Plans.
• Commencing with the Bassendean and
Success Hill railway station walkable
catchments, apply a residential density
code of R60/100 to the 400m walkable
catchment and a density code of R60 to the
400m-800m walkable catchment area. The
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•
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POPULATION & HOUSING STRATEGY
use of the split residential density coding is
to be established in a manner whereby the
lower coding becomes the minimum
residential
development
density
requirement, although this would not take
away any land owners existing right of
developing a single house on a single lot.
Simultaneous
with
any
scheme
amendments to modify the residential
density code for the TOD Housing Precinct,
implement the various Scheme changes,
funding mechanisms, policies, and or works
programmes detailed within the relevant
Neighbourhood Community Redevelopment
Implementation Plan for the specific
precinct area.
The preparation of a Neighbourhood
Community Redevelopment Infrastructure
Plan and Scheme Amendment to affect the
residential density changes in the proposed
T.O.D’s should:
o occur in consultation with the
Public Transport Authority, having
regard to the long term viability of
Success Hill Station; and
o include the preparation of a
Movement and Access Strategy.
3.4 North Bassendean Housing Precinct 1
3.4.1
Overview
This precinct occurs in a single area north of the
railway and west of Iolanthe Street, where the
housing is characterised by middle age homes
of a good quality, generally comprising single
residential lots of 700m2 – 800m2 in area. The
housing type predominantly represents middle
sized family homes, although throughout the
precinct there are a limited number of grouped
housing complexes disbursed. Homes are
generally not more than 20 – 30 years old, and
there is
evidence of upgrading and
refurbishment to existing homes.
This precinct combines the previous housing
precincts A and C3 from the 2008 Local
Planning Strategy. The northern portion of the
precinct has a current base residential coding of
R17.5 and the southern part of the precinct has
a R20 coding under the current scheme.
•
•
predominance as a single residential area,
provide limited incentive for redevelopment
at a higher density in the medium to long
term.
Some
scatterings
of
redevelopment
possibilities of “house behind a house” may
be suitable in this precinct to maintain
growth and revitalisation, whilst also
promoting refurbishment and improvement
of dwellings and street scape. This will still
provide for a variety of population profile,
including families, whilst also responding to
changing household types.
The continuation of a density bonus
applicable to corner sites, along with the
planned modifications to the minimum lot
size standards under the Residential
Design Codes, will provide further limited
opportunities for redevelopment of new and
existing homes within this precinct.
3.4.3
Objectives
• To retain North Bassendean Housing
Precinct 1 as predominantly a single
residential housing area in the medium to
long term.
• To make provision for the limited number of
larger and/or vacant lots to be developed
for medium density housing in a manner
that does not undermine the integrity of the
precinct as a single residential area.
3.4.4
StrategiesNorth
Bassendean
Housing Precinct 1
• For all land with a Residential Density
Coding of R17.5 and R20, apply a
residential zone with a coding of R25 under
local planning scheme No 10.
• Continue to apply a residential coding of
R30 to existing grouped housing complexes
and larger vacant lots suited to grouped
housing development.
• Amend the Local Planning Scheme to allow
Council to permit development or support
the subdivision of an existing R25 coded
corner lot to a maximum density of R30,
provided the original lot has frontage to two
constructed roads and any new lots created
or new dwelling constructed shall have their
own frontage to a constructed road.
3.4.2
Issues
• The age and quality of homes and other
infrastructure within this precinct, and its
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3.5
POPULATION & HOUSING STRATEGY
North Bassendean Housing Precinct 2
3.5.1
Overview
This precinct occurs in a single area north of the
railway and east of Iolanthe Street, where
housing stock is generally smaller, older, and
ready for development. In some parts of this
precinct there is evidence of interspersed
development occurring at increased densities.
A sub-area in the central part of this precinct
already comprises older small lots of less than
500m2 in area, and an adjoining large lot area
comprising predominantly of medium density
grouped housing development. The majority of
this precinct comprises single residential
housing types on lots of approximately 700m2
through to 1000m2 in area.
•
•
•
The area south of Walter Road is currently
coded R20/40 whereas the northern part of the
precinct is R20/30. The current scheme
requirement, that development at the higher
density code can only occur on lots that have a
double width frontage, has limited the rate of
redevelopment within this precinct.
In the northern part of this precinct the Eden Hill
Shopping Centre property that adjoins the hotel
site along Morley Drive has been the subject to
a redevelopment Concept Plan prepared on
behalf of Council. This Concept Plan envisages
the redevelopment of this commercial site as
predominantly a medium density housing area
comprising grouped housing and smaller lot
residential subdivision.
3.5.2
Issues
• The age and quality of homes within this
precinct, show evidence of imminent urban
decline that has a high potential to worsen
unless real incentives for residential
redevelopment are provided in the short
term.
• A central margin within the precinct
comprising a number of entire street blocks
has already been developed for medium
density residential purposes, including small
lot residential subdivision and grouped
housing developments.
This is further
evidence that the location of the majority of
this precinct in proximity to major road and
railway
systems,
and
it’s
existing
infrastructure and street pattern, are suited
to medium density residential development.
The Eden Hill Shopping Centre site is the
subject of urban decline and is strategically
placed for redevelopment opportunities at
medium densities, and has already been
subject to a redevelopment concept plan
under a Council planning initiative.
By providing density incentives, including
deleting the requirement for redevelopment
on double width frontage land only, and
simultaneously establishing high standards
for the refurbishment of older homes that
are
retained
within
redevelopment
approvals, the demolition of old housing
stock will become more attractive and
feasible within this precinct.
The use of the current split residential
coding system was designed to encourage
higher quality residential development, with
a particular focus on matters such as solar
design, energy efficiency and sensitive
water use and management. These higher
standards of development have increasingly
become part of standard practise in terms
of Building Code requirements and
engineering standards for storm-water.
Accordingly, the original purpose of the split
coding has been somewhat supersceded by
changing standards and this trend is
expected to continue, in terms of Grouped
Dwellings and Single Houses. However, it
is considered that the use of the split coding
and ensuring that multiple dwellings are
only developed on larger lots is appropriate
within this precinct.
3.5.3
Objectives
• To promote North Bassendean Housing
Precinct 2 as an area suitable for
redevelopment
and
revitalisation
for
medium density housing in the short to
medium term.
• To make provision for a quality and mix of
housing types that will attract population
across the age spectrum, including family
housing.
• To ensure that the site planning for Multiple
Dwellings does not undermine the
attractiveness of the area for traditional
family housing.
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3.5.4
Strategies – North Bassendean
Housing Precinct 2
• Apply a residential zone with a coding of
R20/R40 to the entire area within this
housing precinct.
• Review current scheme split density code
provisions. Specifically, modify the current
scheme by removing the requirement for
Grouped Dwellings and Single Houses at
the higher code to only be permitted on lots
that have double width frontages.
• Promote, facilitate and undertake the
preparation of relevant Local Planning
Policies, to guide the design and
implementation of medium density housing
proposals within this precinct, including
concepts such as:
i) Corner lot subdivisions for residential
Homes on smaller lots;
ii) Encourage
housing
design
that
achieves high standards of energy
efficiency
and
streetscape;
presentation; and
iii) Density development incentives for
High quality design and or
Refurbishment of existing character
homes.
3.6
South Bassendean Housing Precinct
3.6.1
Overview
This precinct occurs immediately south of the
Town Centre area and extends towards the
River Housing Precinct and the Ashfield
Housing Precinct. The Cyril Jackson school site
occurs in the Western Part of this housing
precinct, and the Ashfield river flats adjoin the
south – western edge of the precinct. Clay soil
types dominate the southern parts of this
precinct.
The housing within this precinct is characterised
by a mix of larger homes, character homes and
older but well maintained homes, predominantly
of a good quality, with many homes spanning
almost the entire width of the property frontage.
Particularly in the eastern part of the precinct,
towards the Swan River, there is evidence of
interspersed grouped housing development.
Although predominantly the lot sizes within this
2
precinct comprise 1000m , there are a number
of street blocks where subdivision has occurred
2
2
with lot sizes of 400m – 600m in area. Under
Local Planning Scheme No. 10 this precinct is
allocated for Residential zoning with codings of
R15, R20 and R25. The R25 coded areas
reflect the requirements of Town Planning
Scheme 4A whereas the R15 coded areas
reflect the desire to protect a special housing
character homes street in and around Devon
Road.
3.6.2
Issues
• The quality of homes within this precinct
and its predominance as a single residential
area currently provide only a limited
incentive for redevelopment at a higher
density, at least for the short to medium
term.
• There are a limited number of larger lots
with lower quality older homes within this
precinct, with the opportunity for some
medium density housing or subdivision
whilst still maintaining the integrity of the
precinct as a single residential area.
• The application of a base R25 code to this
precinct will not substantially alter the
character and built form, although it will
facilitate some limited infill development in
parts. An R25 base code will also
rationalise the existing mix of residential
density codings within this precinct.
• Portions in the southern part of this precinct
are affected by clay soils and the flood
fringe,
where
development
and
redevelopment will be required to meet
certain criteria in relation to development
levels,
geotechnical
suitability
and
stormwater management.
• The protection of housing character in
Devon Road can be achieved via
application of scheme provisions and local
planning policy, rather than by simply
limiting the ability of these properties to
achieve some form of redevelopment
potential. With appropriate planning policy,
the development of a “house behind a
house” scenario can often afford protection
to the original character building at the front,
and also provide opportunities for
refurbishment and enhancement of such
original character buildings.
• The continuation of a density bonus
applicable to corner sites, along with the
planned modifications to the minimum lot
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POPULATION & HOUSING STRATEGY
size standards under the residential design
codes,
will
provide
further
limited
opportunities for redevelopment of new and
existing homes within this precinct.
3.6.3
Objectives
• To retain South Bassendean Housing
Precinct as predominantly a single
residential housing area in the short to
medium term.
• To make provision for a limited number of
larger housing lots, ripe for development to
be redeveloped for medium density housing
in a manner that does not undermine the
integrity of the precinct as a single
residential area.
• To marginally increase residential density
codings across the precinct, whilst also
providing suitable planning controls that
protect the housing character in Devon
Road and respond to the site suitability
constraints in the southern part of the
precinct.
3.6.4
•
•
•
Strategies – South Bassendean
Housing Precinct
For all land currently zoned residential R15,
R20 and R25, apply a residential zone with
a coding of R25 under Local Planning
Scheme No.10.
Amend Local Planning No.10 to allow
development or subdivision of R25 coded
corner lots to a maximum density of R30,
provided the original lot has frontage to
constructed roads and any new lots created
or new dwelling constructed shall have their
own frontage to a constructed road.
Promote, facilitate or undertake the
preparation of relevant Local Planning
Policies addressing :a) design and implementation of medium
density housing proposals, being subject to
higher quality performance criteria.
b) the protection of housing character in
Devon Road; and
c) development on land effected by flood
fringe of clay soil types.
3.7
Ashfield Housing Precinct
3.7.1
Overview
This precinct occurs in a single area, in the
south western most part of the municipality in
the locality generally known as Ashfield, and
occurs between the Ashfield Railway Station.
T.O.D area and the River Precinct.
The majority of this housing precinct comprises
middle age homes of an average quality and
some prospect of redevelopment, as already
evidenced
in
redevelopment
projects
undertaken by The Department of Housing.
Redevelopment has generally taken the form of
duplex grouped housing type at densities of R20
to replace poorer housing stock. There are still
parts of this precinct where housing stock is of a
reasonable quality and redevelopment would be
more of a medium term proposition.
Lot sizes in this precinct are predominantly
2
2
700m - 800m however, the areas in closer
proximity to the riverfront are characterised by
2
generally larger lot sizes of 1000m and
upwards.
Under Local Planning Scheme No. 10 this
precinct was allocated almost entirely for
residential zoning with a coding of R20. The
previous Ashfield Tavern site also occurs in the
western most part of this precinct and has been
redeveloped for medium density housing, in
accordance with the R20/30/40 coding under
the Scheme.
3.7.2
Issues
• The age and quality of homes within this
precinct show interspersed evidence of
imminent urban decline that has a potential
in the medium term to worsen unless
incentives for residential redevelopment are
provided.
• The Ashfield Station Precinct Plan
recommends R40 and R60 densities for this
particular part of the precinct. To
differentiate this area from the T.O.D area
an R40 coding could be adopted, however,
a mechanism would be required to ensure
that older housing stock was removed as
part of redevelopment rather than being
retained. This may include a specific clause
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•
POPULATION & HOUSING STRATEGY
in the scheme or setting a minimum
housing density of R35.
The State Government Ashfield Precinct
Plan Initiative could be contemplated,
however, unless all elements of this plan
are given commitment it is important to
maintain a difference between land that is
within the 800m walkable catchment of the
Ashfield railway station, and the land
beyond this walkable catchment.
3.7.3
Objectives
• To promote Ashfield Housing Precinct as an
area suitable for incremental redevelopment
and revitalisation for medium density
housing in the short to medium term.
• To make provision for larger housing lots,
affected by urban decline, to be
redeveloped for medium density housing
• To make provision for a quality and mix of
housing types that will attract population
across the age spectrum, including family
housing.
3.7.4
Strategies – Ashfield Housing
Precinct
• Await adoption of a Neighbourhood
Community Redevelopment Implementation
Plan for the Ashfield railway station T.O.D
before considering applying a residential
R35/40 coding to the entire precinct under
Local Town Planning Scheme No.10.
• Examine opportunities for additional public
open space and recreation links within the
precinct.
• Maintain an open view on the potential
implementation of the Ashfield Precinct
Plan Initiative as prepared by the State
Government, provided all elements of the
plan are given commitment, in particular the
relocation of the train station, realignment
and downgrading of Guilford Road, new
road connection across the railway line, and
the new main street commercial concept.
• Promote revitalisation of the Colstoun Road
interface with the Ashfield reserve by
allowing planned introduction of Mixed
Use/Residential zonings to facilitate more
intensive redevelopment and land use.
3.8
Riverfront Housing Precinct
3.8.1
Overview
This precinct comprises the majority of riverfront
properties in the municipality. The housing
within this precinct comprises large riverfront
homes on relatively large residential lots where,
due to the extent of development on the lots,
and the quality of existing development, there is
little prospect for short to medium term
redevelopment.
Generally the lot sizes range from 1000m2 to
2000m2 and upwards. Under Local Planning
Scheme No. 10, this precinct is predominantly
zoned Residential R5, with the exception of the
riverfront Success Hill which is zoned R10 and
R25, and the riverfront of Ashfield which is
zoned R20 and 25/30.
3.8.2
Issues
• The quality of large riverfront homes within
this precinct and its predominance as a
single residential area currently provide
limited incentive for redevelopment at
higher densities, at least for the short to
medium term.
• The larger riverfront lots within this precinct,
offer opportunity for some medium density
housing or subdivision, however, the quality
of such development will need to be
cognisant of this prestigious river front
location.
• The largest riverfront lot in this precinct
accommodates a vineyard and winemaking
facility, which will require adjoining potential
developments to respond to required
setbacks and buffer issues.
• Due to the location adjacent to the Swan
River environs, it is important that any
potential for Residential redevelopment
does not occur in an ad hoc manner on a lot
by lot basis, but rather occurs on the basis
of (small) precinct planning. This would
include specific design criteria and
community consultation given its context
within a predominantly single residential
housing area.
• The majority of land south of Villiers Street
(east) lies within the floodway of the Swan
River and is therefore constrained from
more intense development.
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POPULATION & HOUSING STRATEGY
3.8.3
Objectives
• To retain the Riverfront Housing Precinct as
predominantly a single residential housing
area with larger river front housing lots in
the short to medium term.
• To make limited provision for the planned
redevelopment of small sub precincts for
the purpose of high quality medium density
housing and or subdivision in a manner that
does not undermine the precinct as a single
residential area, but recognises the unique
qualities of the Swan River environs.
3.8.4
Strategies – The Riverfront Housing
Precinct
• Maintain current Residential Density
Codings under Local Planning Scheme No.
10, which comprised of R5 for the majority
of the precinct.
• Consider an alternative Residential Density
Coding for the Sub- Precinct within the
floodway to reflect the existing lot size
pattern, and further, develop specific
requirements for properties in the flood
fringe, and exclude further development in
the floodway or that would restrict flows
within the floodway.
• Require sub precinct planning and rezoning
proposals prior to supporting medium
density housing development or subdivision
within any part of this precinct.
• Examine opportunities for additional Public
Open Space and foreshore recreation links
within the precinct.
It is recognised,
however, that this examination will require a
detailed foreshore study to be undertaken in
conjunction
with
State
and
Local
Government authorities to examine some of
the practical applications of such foreshore
recreation links within river precincts.
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4.1
INDUSTRIAL STRATEGY
Overview
The Bassendean Industrial area occupies
approximately 135 hectares of land positioned
generally between Collier Road and the railway
line, extending westward up to Tonkin Highway,
and hence is extremely accessible both to the
local community and to the broader region.
e.
One of the striking aspects of this entire
industrial area is the diverse mix of lot sizes that
has enabled a range of businesses to
agglomerate and function together as a diverse
industrial precinct of regional significance. This
characteristic highlights the fact that with
industrial land it is not necessarily subdivision
potential that drives change and redevelopment.
Industrial change and location are the prime
causes for redevelopment of industrial areas
such as Bassendean. There is also evidence
throughout the Bassendean industrial area that
very large industries on large lots have
presented extremely well to the street in terms
of built form, car parking, landscaping and
signage.
mix of manufacturing industries, service
industries, transport industries, offices and
warehousing located on small to medium
size lots and including both older and new
redeveloped sites. There are a minimal
number of vacant landholdings within this
precinct and some opportunities for
redevelopment of older sites;
The light industrial area to the north
interfacing with the residential areas on the
opposite side of Grey Street and
Broadway.
This
area
comprises
predominantly light industries, smaller
factories, office and warehousing on
relatively small lots.
The Grey Street frontage shows evidence
of redevelopment for newer office and
warehousing type developments, whereas
Broadway still accommodates some smaller
older factories with potential for short to
medium term redevelopment opportunities
Broadly, the Bassendean industrial area
comprises some five (5) precincts, each
characterised by industry scale, industry type,
age and quality of development. (Figure 4
refers) These precincts are summarised as
follows:
a.
b.
c.
d.
A group of large older industries fronting
the railway line on large land holdings
comprising distribution 90 centres, mining,
Detroit Diesel, older warehousing etc;
The new Tonkin Park Industrial area which
commences at the junction of Collier Road
and Railway Parade and comprises quite
new and predominantly light and service
industrial developments on smaller land
holdings;
Vacant industrial land adjoining the new
Tonkin Business Park, which, due to past
landfill activities has been subject of
remediation
works
to
satisfy
the
contaminated sites criteria in accordance
with the EPA guidelines;
The general industrial area flanking either
side of Collier Road to the western side of
the overall industrial area, comprising a
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INDUSTRIAL STRATEGY
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4.0
4.2
•
•
•
•
INDUSTRIAL STRATEGY
•
Issues
The mix of lot sizes has served the
Bassendean industrial area very well to
date and has made provision for a wide
range of industrial activities, including large
industries
such
as
manufacturing,
engineering and transport based industries.
Given the strategic positioning of the
Bassendean industrial area in the context of
the wider region, and the limited
opportunities to achieve a similar industrial
location in the future, it is important to
maintain the integrity of the Bassendean
industrial area as a true industrial area and
further ensure that the diverse mix of
industries is not overtaken by an
overemphasis
on
commercial
and
showroom retail floor space.
The street block within the Tonkin Park
industrial precinct, that interfaces with the
residential area on the opposite side of
Collier Road, maintains a light industry and
general industry zoning.
Although the
recently established industries within this
street block have predominantly been light
industry,
service
commercial
and
warehousing, there is a very real potential
for
more
general
industrial
and
manufacturing activity to occupy premises
within this street block, to the detriment of
the adjacent residential zoned areas.
The light industrial precinct interfacing with
residential land in Grey Street and
Broadway shows signs of some quality
redevelopment with very low impact uses
such as service commercial, warehousing
and office. However, some of the light
industrial premises in Broadway show signs
of potential decline that could result in a
land use and or visual impact on the
adjoining residential properties.
The vacant industrial land, that represents
the planned Stage 2 of the Tonkin Park
industrial area, which due to past landfill
activities has been subject of remediation
works to satisfy the contaminated site
criteria in accordance with EPA guidelines.
The successful outcome and the ultimate
land value of the Tonkin Park Stage 1
industrial area would indicate that a similar
development within Stage 2, would be quite
feasible.
4.3
•
•
•
•
4.4
•
•
•
•
Collier Road presents opportunities for
service industry and commercial exposure,
however, pressure for multiple additional
access points would undermine the function
of this road as a primary traffic route.
Objectives
To retain the Bassendean Industrial area as
true industrial area incorporating a mix of
industrial land uses including core industrial
activity, warehousing, transport industries,
service industry, showroom and office.
To ensure a suitable interface between
industrial and residential land use both in
terms of visual impact and potential amenity
impact resulting from land use activity.
To facilitate the suitable remediation and
most appropriate ultimate land use of the
vacant industrial land that is planned as
Tonkin Park Stage 2 and is currently
affected by contaminated materials.
To promote Collier Road as the “central
spine” to the Bassendean Industrial Area,
both in terms of its traffic function and its
commercial exposure and presentation
potential.
Strategies
Maintain a General Industry zone for the
majority of the Bassendean Industrial area,
with the exception of two (2) street blocks
allocated for Light Industrial purposes.
Establish
Local
Planning
Scheme
provisions and/or policies that seek to
maintain a variety of general industrial lot
2
2
sizes, with 2000m minimum and 4000m
average in any given subdivision.
Review the Zoning Table for the General
Industry zone under the Local Planning
Scheme to ensure an emphasis on general
industrial activities and avoid the over
representation of other competing land
uses of a more commercial nature.
Maintain a Light Industry zone to the street
block within the Tonkin Park Industrial
precinct which interfaces with the
residential area on the opposite site of
Collier Road, and to Lots 500, 501 and 502
Collier Road and maintain the existing Light
Industrial precinct indicated under Local
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4.0
•
•
•
INDUSTRIAL STRATEGY
Planning Scheme in the Grey Street and
Broadway locality.
Review the Zoning Table for the Light
Industry zone under the Local Planning
Scheme to ensure that the general
industrial type activities that have potential
for conflict with nearby residential uses are
either excluded from the zone or controlled
at the discretion of Council.
Establish
Local
Planning
Scheme
provisions and/or policies that promote
shopfront industries (eg service industry)
adjacent to Collier Road whilst also
restricting and limiting access to Collier
Road to maintain its function as a primary
traffic route.
Examine the practicalities and opportunities
in respect of additional landscaping,
bunding or other screening measures to
improve the interface between the light
industrial land and the residential area
along Broadway.
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5.0
5.1
COMMERCIAL STRATEGY
Overview
The Bassendean Town Centre represents the
major retail and commercial hub of the
municipality.
Geographically, the Bassendean Town Centre
is located quite central to the municipality.
Strategically, it’s position adjacent to the railway
station and Guildford Road enables the town
centre to interface with both urban areas on the
north and south side of the railway line, whilst
also accessing excellent district and regional
transport links.
The Bassendean Town Centre is characterised
by retail, commercial and civic uses extending
along some 800 metres of Old Perth Road in
quite distinct precincts (refer to Figure 5),
namely:
•
•
•
•
Traditional “Main Street” pedestrian based
commercial/retail at the interface of Old
Perth Road with Guildford Road and the
railway station;
“Drive-by” commercial with interspersed
retail and civic uses (including a school and
aged person’s accommodation) between
Wilson and Whitfield Streets;
Car based retail in the Bassendean Village
Shopping Centre at the corner of Old Perth
Road and West Road; and
Bassendean Oval redevelopment precinct.
In addition to the commercial and civic uses, a
large area of the town centre that interfaces with
Guildford Road is used for parks and organised
recreation activities.
Other smaller commercial nodes that occur
outside the town centre include:
•
•
•
•
Eden Hill Shopping Centre and adjoining
Hotel/Tavern and Service Station along
Morley Drive; (currently not operating)
Ida Street Local Shops;
Small row of shops in Walter Road;
Ashfield local shops;
In the hierarchy of commercial centres,
Bassendean Town Centre functions as a district
centre, with regional shopping centres at nearby
Morley and Midland.
According to the findings of the original Scheme
Report for Local Planning Scheme No. 10, and
reflected in the “Enquiry by Design” workshop
for the Town of Bassendean (May 2002),
Bassendean Town Centre contains about three
times the commercial floor space needed to
service the local population.
Surplus floor space is quite evident particularly
at the west end of the Old Perth Road. The
“Enquiry by Design” initiative attributes this
decline to the closure of Old Perth Road and the
presence of the Bassendean Village Shopping
Centre at the opposite end of the Town Centre,
which attracts some 30,000 shopping trips per
week.
5.2 Hierarchy of Activity Centres
Both Bassendean Town Centre and the future
Ashfield main street (under the Ashfield Precinct
Plan) are identified in Directions 2031 as District
Centres. State Planning Policy 4.2 - Activity
Centres for Perth and Peel, refers to District
Centres as servicing catchments of 20,000 –
50,000 people. Neighbourhood Centres are
referenced as having commercial floor space
larger than 1500 m2 and servicing a population
of 2,000 – 15,000 persons (indicative service
area of 1 km radius).
The population of Bassendean currently sits at
around 13,000 people, and with 3,000 additional
dwellings planned under Directions 2031 the
total population would approach 20,000 people.
It is apparent therefore the two district centres
would represent an oversupply for the
Bassendean area, whereas one district centre
would be ideal.
In terms of neighbourhood centres, currently
there are four neighbourhood centres (zoned)
that have an indicative service catchment of 1
km covering portions of the Bassendean
locality, namely:• Bassendean Shopping Centre;
• Eden Hill Shopping Centre (not currently
functioning);
• Ida Street/Walter Road Centre;
• Walter Road/Beechboro Road Centre (in
Bayswater); and
• Ashfield Shops.
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5.0
COMMERCIAL STRATEGY
The Activities Centres Policy of the WAPC
acknowledges that neighbourhood Centres
often have 1 km catchments that overlap, and
this is accepted given that neighbourhood
centres vary in size and vary in catchment size.
What is apparent when viewing the 1km service
catchments’ on a plan is that the relocation of
the Neighbourhood Centre for Ashfield to the
alternative train station location would create a
gap in the catchment, where the neighbourhood
catchments would no longer overlap. The
current location of the Ashfield Local shops
(recommended for retention under the Ashfield
Precinct Plan) will actually offer improved
catchment coverage for Bassendean and will
also provide for some overlapping of other
neighbourhood centre catchments.
5.3 Ashfield and/or Bassendean as District
Centres
As mentioned previously, both Ashfield and
Bassendean are identified as District Centres in
Directions 2031.
Ashfield is dependent upon nearby industrial
redevelopment, is linked to the train station
relocation, and is largely driven by the
Department of Housing Initiatives of the State
Government. Ashfield redevelopment needs to
be accompanied by amenity improvements that
would attract residents (eg. There is no strong
link to the river foreshore). Ashfield does have
a large public open space sports field and is
also affected by some uncertainties surrounding
the Cyril Jackson School although this site is to
be retained by the state government for future
school needs. Currently Ashfield is not a real
commercial centre but more a local shop.
Bassendean is the real commercial centre
(District Centre) and provides opportunities for
traditional main street commercial based upon
its current status. These opportunities could be
enhanced and revitalized by increased demand
and population surrounding the Bassendean
Town Centre. The Bassendean Town Centre is
a high amenity area with numerous commercial
and community facilities already in place, and
access to two train stations. The Bassendean
oval and the proximity to the river foreshore are
also high amenity opportunities.
The preferred direction would be that the
development of Bassendean as the District
Centre to serve the entire community would
occur first. Future rezonings and infrastructure
development would initially focus on this district
centre to facilitate its revitalization. Bassendean
Town Centre has the potential to be regarded
regionally as a desirable place to live at higher
densities (similar to places such as Fremantle
or Subiaco).
Ashfield could also develop as a District Centre
in response to additional employment
opportunities
and
focus
created
by
redevelopment of the industrial landholdings.
Ashfield and Bassendean could be seen as
complementary rather than competing District
Centres, as they would be developed over
different time scales, and with different focus.
Prioritising Bassendean as the District Centre in
the short term will include promoting the
following:• Bassendean Oval redevelopment plans;
• Connecting the river to the main street;
• Extending mixed uses along the main
street towards the river; and
• Prioritising all the other actions under the
TOD’s Implementation Plan.
Under this particular direction, Ashfield shops
could be allowed marginal expansion as part of
mixed use/residential zonings around the
existing shops.
The more ambitions main street option for
Ashfield (as per the Ashfield Precinct Plan)
would need to wait until decisions are made
about the train station relocation, or until the
State Government becomes more active in the
implementation of the Ashfield Precinct Plan.
The concept of a new “main street’ on Pearson
Street would require the support and
coordination with the City of Bayswater as the
boundary between the two municipalities runs
down the middle of this street. In future, the
main street option along Pearson Street,
Ashfield, may deliver a District Centre level of
commercial activity. At this time the function of
such a centre would be more associated with its
position
in
relation
to
the
Bassendean/Bayswater Industrial/Employment
Precinct, and accordingly the role of such a
centre would differ from the Bassendean Town
Centre (District Centre).
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5.0
COMMERCIAL STRATEGY
In the event that the Bassendean Oval
redevelopment plans come to fruition, and a
more intense form of development takes shape
on one side of Old Perth Road in this location,
there would be merit in allowing a more intense
and higher level of development adjacent to the
oval on the opposite side of Old Perth Road,
between West Road and Briggs Street. The
next level of detail addressing the scale of built
form (etc.) can be evolved through Scheme
Amendments,
infrastructure
plans
and
subsequent Policy development.
5.4
•
•
•
•
•
•
Other Issues
The traditional “Main Street” pedestrian
based commercial retail at the west end of
the town centre has suffered decline due to
the impact of Old Perth Road closure,
Bassendean Village Shopping Centre and
the apparent oversupply of commercial floor
space.
The Bassendean railway station could have
improved integration with the town centre
by making the pedestrian route more “userfriendly”.
The Bassendean Village Shopping Centre
currently performs effectively in terms of
offering car based retail to local residents
and represents a key commercial node at
the eastern end of the town centre. The
long term success of this centre is
paramount in maintaining the feasibility of
Bassendean Town Centre as a district
centre.
The “drive-by” commercial/civic strip that
connects the major east and west
commercial/retail nodes of the town centre,
shows evidence that civic and residential
land uses can equally compete for floor
space. This further supports the claim that
Bassendean Town Centre currently has
excessive retail and commercial floor
space.
The improved accessibility of road and rail
links into the west end of Old Perth Road,
as envisaged by the outcomes of the
“Enquiry by Design” initiative, will have a
marked impact upon traffic flow and car
parking in this area of the town centre.
Maintenance of traffic flows and convenient
car parking is important, particularly at the
west end of the town centre. Wilson Street
•
•
5.5
•
•
•
•
car parking still performs an important
function, whilst James Street still presents
challenges in terms of parking and
congestion.
Eden Hill Shopping Centre has had its
growth and trading capacity restricted due
to the impact of other shopping facilities,
including the relatively new local centre
along Morley Drive in the City of Swan.
The decline of this centre is further
acknowledged by a redevelopment concept
plan, prepared as a Council initiative. This
plan illustrates a mix of medium density
housing and localised commercial uses
integrated with the adjoining hotel/tavern
site;
The Ashfield local centre has limited scope
for expansion and car parking, however, it
continues to provide a service to the
catchment that is also experiencing
redevelopment and growth;
The Walter Road local centre is well
developed in relation to its local catchment,
although opportunities exist to upgrade the
appearance of its built form and signage.
Objectives
To prioritise and promote the importance of
the Bassendean Town Centre as the
commercial, retail and civic activity District
Centre for the municipality, and facilitate its
sustainable growth and vitality;
To promote and facilitate the revitalisation
of the traditional main street pedestrian
based commercial retail precinct at the west
end of Old Perth Road, without undermining
the overall importance of the Bassendean
Village Shopping Centre as a car based
retail centre servicing the district.
Promote the development of Bassendean
Town Centre area as a District Centre that
has the potential to be regarded regionally
as a desirable place to live at higher
densities (similar to places such as
Fremantle or Subiaco).
To recognise the prospect for a potential
complementary district centre at Ashfield in
accordance with the Ashfield Precinct Plan,
where the time frame and focus of
commercial development does not compete
with Bassendean as a District Centre.
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5.0
•
COMMERCIAL STRATEGY
To promote the improvement of amenity
and services of Local shops at an
appropriate scale and facilitate integration
with medium density housing development
where suitable.
5.6
Strategies - Commercial
• Actively pursue Scheme Amendments and
infrastructure plans that focus on the
revitalisation of Bassendean Town Centre
in the short term, including the following;
a) Bassendean Oval redevelopment
plans;
b) Connecting the river to the main
street;
c) Extending mixed uses (non – retail)
along the
main street towards
the river; and
d) Prioritising the actions under the
T.O.D’s
implementation
plans
associated with the Bassendean and
Success Hill railway sections.
• Establish distinct policy precincts within the
proposed town centre zone with supporting
policies to identify and promote the specific
intent and function of each precinct,
namely:
Precinct A – Traditional “Main Street”
pedestrian based commercial retail, west
of Wilson Street;
Precinct B – Civic, “drive-by” commercial
and town centre living uses between
Wilson and Whitfield Street;
Precinct C – Car based retail in the
Bassendean Village Shopping Centre.
Precinct
D
–
Bassendean
Oval
Redevelopment
and
Mixed
Uses
reconnecting main street to river; and
Precinct E – Town Centre Park and
Recreation area.
• Confine the extent of Town Centre
development to the existing Town Centre
zone and identified policy precincts, with
the exception of the area south of Old Perth
Road (generally between Kenny and Wilson
Streets as illustrated by dashed lines on
Figure 5) planned for redevelopment under
the “Enquiry by Design” initiative.
• Identify the Eden Hill, Walter Road and
Ashfield local centres as local shopping
zones under the Local Planning Scheme
and make provision for limited retail and
commercial uses to service local needs
only;
Require and/or develop Activity Centre
Structure Plans for Bassendean and/or
Ashfield Centres in the event that floor
space proposals for these centres exceed
20,000m2;
To have due regard to the findings and
recommended outcomes of Bassendean
‘Enquiry by Design’ (May 2002) and
facilitate the staged implementation thereof,
including the following agreed priorities;
•
•
1. Implemented
i.
Opening of Old Perth Road at its
intersection with Guildford Road,
and including two way traffic along
this section of road.
ii
Rearrange sporting clubs to the
eastern end of the BIC Reserve
iii
Construction of new Library
2.
Short Term
i.
Modification of car parking within
Wilson
Street,
and
the
redevelopment of the existing
Wilson Street car park to a
combination of residential and
commercial uses
ii.
Review the development options
for the BIC Reserve and Council
complex in terms of creation of a
town park; expansion of civic
facilities; providing multiple use
paths; and review of traffic and
parking adjacent to the school;
3. Medium Term
i.
Redevelopment of land south of
Old Perth Road, between Kenny
and Wilson Street, to expand
commercial development and
thereby incorporate additional car
parking, including a through road
linking Kenny and Parker Streets
parallel to Old Perth Road.
Redevelopment is to be planned
and implemented through an
Outline Development Plan and
associated policies.
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5.0
COMMERCIAL STRATEGY
4. Long Term
i
Promote
limited
commercial/
business
opportunities
along
Guildford Road, (south) to the
West of the proposed new Kenny
Street intersection.
ii.
Promote the establishment of
commercial and home based
business land uses immediately
north of the railway line adjacent
to the intersection of Broadway
with Railway Parade.
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5.0
COMMERCIAL STRATEGY
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6.0
6.1
IMPLEMENTATION & REVIEW
Implementation
The Town of Bassendean Local Planning
Strategy is used as a planning tool to assist
Council, the State Government and the
community in their respective roles in land use
decision making.
The Bassendean Local Planning Strategy in its
adopted form has the status of a Local Planning
Policy. Many of the strategy recommendations
will continue to be implemented through the
adoption of other Local Planning Scheme
policies, or indeed through the zonings and
special provisions under the Local Planning
Scheme.
The following implementation times are
anticipated:
• Short term (within 2 years) – changes to
Housing Precinct No. 2 with split coding of
R20/40 and introduction of the new base
Residential R25 Coding;
• Short to Medium term (3 – 5 years) –
Ashfield Precinct beyond the TOD area;
• Medium to longer term (beyond 5 years) –
TOD Precincts;
• Bassendean Oval Precinct – following the
redevelopment of Bassendean Oval
commencing.
As a planning tool, the Town of Bassendean
Local Planning Strategy must be used within the
statutory framework of the Town of Bassendean
Local Planning Scheme and the Metropolitan
Region Scheme. It is not intended that the
Bassendean Local Planning Strategy will be the
cause for instant and major changes to zoning
and land use, although some changes may be
proposed to reflect specific strategies. Where
changes to zonings or land use are
contemplated, the local and state governments
and the community shall be guided by the
objectives and recommendations of the Town of
Bassendean Local Planning Strategy.
6.2
the strategy, the many land use issues and
pressures affecting the study area will no doubt
change over time.
To ensure that the strategy can recognise and
respond to the ever changing land use issues
and demands, it is important that the vision
outlined in the strategy is constantly evolving
and planning ahead rather than simply reacting
to change in hindsight.
Accordingly, in addition to having an adopted
strategy that provides a level of certainty to both
the state and local authorities and the
community, it is equally important to establish a
timeframe for the regular review of the strategy.
Any departure from the Bassendean Local
Planning Strategy is not to be considered in the
context of the current strategy but is to be listed
for consideration for a strategy review. Such a
review should be undertaken every five (5)
years, preferably simultaneously with the Local
Planning Scheme review, unless, Council
determines that an earlier review is warranted.
The review of the Bassendean Local Planning
Strategy should follow a formal procedure which
also recognises the protocol for modification to
Local Planning Policies, as outlined in the Local
Planning Scheme. Any revisions to the Town of
Bassendean Local Planning Strategy should
also be presented to the Western Australian
Planning Commission for endorsement.
Review
Whilst the Town of Bassendean Local Planning
Strategy is designed to provide a vision for the
potential
land
use
and
development
opportunities over the next 15 – 20 years, it is
inevitable that in the context and framework of
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